STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                                    DOCKET NO.:
                   ALBERT BRONSTEIN,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                   PETITIONER          BL110179S 


          On November 17, 1988, the above-named petitioner-owner filed a 
          Petition for Administrative Review (PAR) against an order of the 
          Rent Administrator issued on October 12, 1988, concerning the 
          housing accommodation known as Apartment 5-N, 175-45 88th Avenue, 
          Queens, New York, wherein the Administrator determined that the 
          owner was not maintaining required services, directed restoration 
          of such services, and ordered a rent reduction.

          The Commissioner has reviewed all of the evidence of record and has 
          carefully considered that portion relevant to the issues raised on 

          A review of the record reveals that the tenant filed a complaint on 
          October 8, 1987, alleging a decrease in certain services.

          The complaint was served on the owner on January 22, 1988.  In 
          response, the owner stated that the tenant has filed four separate 
          complaints for which contradictory orders were issued by the 
          Division and that the tenant does not provide access for the 
          purpose of allowing the owner to make repairs.

          A Notice of Inspection (For Access) was sent to the owner and 
          tenant on August 16, 1988, scheduling an inspection and a date for 
          repairs to be made on August 25, 1988.  The inspector reported that 
          the managing agent, superintendent, and tenant were present and 
          that repairs were to be made to the kitchen floor, the leaking 
          bedroom sink and the venetian blinds within two weeks.  All other 
          repairs were found to have been completed.


          In a second inspection on September 27, 1988, the inspector 
          reported that the metal strip joining the new flooring needed to be 
          renailed, that the bathroom sink faucet was leaking, that the 
          toilet would not stop running, and that both bedrooms had new 

          Based on this second report, the Rent Administrator issued the 
          order appealed herein.

          In the petition for administrative review, the owner describes the 
          many other proceedings initiated by this tenant and claims that 
          DHCR has issued duplicative and contradictory orders.

          The petition was served on the tenant on January 10, 1989.  In 
          response, the tenant denied ever not giving access and claimed that 
          the owner sends unqualified workers who do not do the repairs 

          After careful consideration of the evidence of record, the 
          Commissioner is of the opinion that the petition should be granted 
          and the Rent Administrator's order should be revoked.

          A review of the record in the instant case, as well as other 
          proceedings before the Division reveals that of the four conditions 
          cited in the Rent Administrator's order, there was a prior rent 
          reduction which was still in effect for the defective flooring and 
          the leaking bathroom sink faucet (QS003201S), the tenant did not 
          complain about the toilet, and the inspector reported that new 
          venetian blinds had been installed.  Accordingly, there was no 
          basis for ordering this rent reduction.

          The Division's records also reveal that the owner's rent 
          restoration application was granted (CK110067OR), that the subject 
          apartment is now a cooperative no longer subject to stabilization, 
          and that the tenant is no longer in occupancy.

          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          it is 

          ORDERED, that this petition be, and the same hereby is, granted and  
          the Rent Administrator's order be, and the same hereby is, revoked. 


                                                       JOSEPH A. D'AGOSTA
                                                       Deputy Commissioner


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